PC Res 4175RESOLUTION NO. 4175
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE. CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TREE REMOVAL PERMIT (PLN2014-143) TO ALLOW THE
REMOVAL OF TWELVE TREES ON PROPERTIES LOCATED
AT 2295 and 2305 S. WINCHESTER BOULEVARD.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2014-143
Environmental Finding
An Initial Study has been prepared for the project which provides documentation for the
factual basis for concluding that a Mitigated Negative Declaration may be adopted
since no substantial evidence exists, in light of the whole record, that the project may
have a significant effect on the environment. The project proposes to allow
construction of a mixed-use project with density bonus parking standards (16
residential condominium units and 3,200 square-feet of ground floor retail space) on
properties located at 2295 & 2305 S. Winchester Boulevard.
Evidentiary Findings
2. The proposed project ("project") is a mixed-use project with density bonus parking
standards (16 residential condominium units and 3,200 square-feet of ground floor
retail space), as well as removal of existing on-site trees. The project includes
applications for a Planned Development Permit (PLN2014-140), Vesting Tentative
Subdivision Map (PLN2014-141), Zoning Map Amendment (PLN2014-142), Tree
Removal Permit (PLN2014-143), and Mitigated Negative Declaration (PLN2014-144).
3. The project site is a .56 net acre assemblage of two properties.
4. The project site is generally located at the southwest corner of South Winchester
Boulevard and EI Caminito Avenue, abutting asingle-family residence to the west and
a small retail center to the south.
5. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map and will be rezoned to C-PD (Condominium Planned Development).
6. The project site is designated Central Commercial as shown on the Campbell General
Plan Map. The project site is within the boundaries of the Winchester Boulevard Master
Plan.
7. The proposed Planned Development Permit will allow construction of construction of a
mixed-use project (16 residential condominium units and 3,200 square-feet of ground
floor retail space).
Planning Commission Resolution No. 4175
Recommending Approval of a Tree Removal Permit
File No.: PLN2014-143
Page 2
8. A tree survey prepared for the project cataloged 18 trees within and along the project
site (12 actually located on the project site). Removal of all on-site trees will be required
to accommodate construction of the mixed-use building, parking lot, and bioretention
area.
9. Removal of trees greater than 12-inches in diameter requires a Tree Removal Permit
under the City's Tree Protection requirements (CMC 21.32).
10. The project includes demolition of all structures and re-grading of the property to the
extent that retention of the existing trees would not be feasible or practical. As a result,
the removal of all 12 (twelve) onsite trees is necessary to accommodate the
construction of the mixed-use building, parking lot, and bio-retention area and other
onsite improvements.
11. The proposed replacement trees will be a sufficient replacement for the trees to be
removed and will continue the diversity of tree species found in the community.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
12. The retention of the trees restricts the economic enjoyment of the property and creates
an unusual hardship for the property owner by severely limiting the use of the property
in a manner not typically experienced by owners of similarly zoned and situated
properties, and the applicant has demonstrated to the satisfaction of the Planning
Commission that there are no reasonable alternatives to preserve the trees due to the
number of site constraints of the infill site.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of
a Tree Removal Permit (PLN2014-143) to allow the removal of twelve trees, subject to the
attached recommended Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 11th day of November, 2014, by the following roll call vote:
AYES: Commissioners: Finch, Kendall, Resnikoff, Reynolds, and Rich
NOES: Commissioners: None
ABSENT: Commissioners Dodd and Young
ABSTAIN: Commissioners: None
ATTEST:
APPROVED:
~..~ ~,~ .
Paul Resnikoff, Chair
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Tree Removal Permit (PLN2014-143)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances,
laws and regulations and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Permit: Approval is granted for
allow the removal of twelve (12) on-site tr
Plan) of the Revised Project Plans, dates
October 22, 2014. This permit shall be valid
approved Planned Development Permit
Subdivision Map (PLN2014-141).
~ Tree Removal Permit (PLN2014-143) to
'es as indicated Sheet L-1.0 (Landscape
as received by the Planning Division on
only in conjunction with, and subject to the
(PLN2014-140) and Tentative Vesting
2. Time of Removal: The protected trees shall be removed in conjunction with demolition
of existing on-site structures, subject to the mitigation measures incorporated into the
conditions of approval for the Vesting Tentative Subdivision Map.
3. Replacement Trees: All protected tree shall be replaced at a minimum of a one-to-one
ratio with 24-inch box trees to be noted with the project's "final" landscaping plan.